Flat 7 Highclere 40 Northbrook Street Newbury RG14 1DT
Condition: Second-floor converted flat with rotting single-glazed sash windows, an unrepaired water-stained kitchen ceiling, poor water pressure, and a communal lift out of order since February 2025.
Evidence considered
- Tenant submitted a bundle including original letting details for the subject flat and floor plans/letting details for six comparable properties in the locality, advertised at £825–£875 pcm, including a first-floor flat in the same building at £850 pcm, which was treated as the best comparable.
- Tenant provided email correspondence with the managing agent evidencing unrepaired defects (lift, ceiling water damage) and a statement objecting to the proposed increase.
- No comparable or other evidence was submitted by the landlord.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal relied solely on the tenant's comparable evidence, as the landlord made no representations. It gave most weight to the asking rent of £850 pcm for a first-floor flat in the same building, but reduced this to reflect the flat's poor condition (rotting single-glazed sash windows, unrepaired water-stained ceiling, poor water pressure) and the communal lift being out of service since February 2025 with no repair timetable, despite the flat being on the top floor.
Read the original decision (PDF, GOV.UK)
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